Stondon

Showing comments and forms 1 to 13 of 13

Comment

Site Assessment Forms (Housing)

Representation ID: 133

Received: 05/07/2017

Respondent: Mrs Fiona Armstrong

Representation:

Pressure on Infrastructure Doctors Surgery, schools, roads.
Road Safety.
Personal loss of home value and detrimental affect on health.

Full text:

ALP271,NLP448, - Field to the rear of my property and the adjacent field.
ALP266 - Lower Stondon. Northern Expansion.
Concerns.
1. Pressure on Infrastructure particularly Roads, Schools and the Doctors Surgery. Given that there are already many other new housing estates passed for plannning in the village.
Station Road has become extremely busy with frequent jams, dangerous manoeuvres including cars having to mount the pavement, ,and parked cars obscuring the view down the road towards the large roundabout.

2. Personal circumstances and road safety. We purchased our house in a quiet position 4 years ago for health reasons as there was nothing in the 5 or 10 year plan to indicate that the farmland to the rear would become a housing estate. We will be forced to sell and move as my home willl back on to a busy housing estate of potentially 80+ homes having a detromental affect on my health as welll as devaluing my property considerably due to loss of its main feature and selling point the very quiet and beautiful aspect bordering farmland.

Object

Site Assessment Forms (Housing)

Representation ID: 348

Received: 22/08/2017

Respondent: K Parrish & Son

Agent: hd planning ltd

Representation:

We question the Council's assessment of the landscape features within the area. We consider that a logical edge to the landscape character of the area is in fact the southern boundary of the site. This landscape feature could be reinforced through the development.
Residential development recently granted to the north indicates the site's suitability for development. We ask that the Council reassess its reasons for discounting this site.

Full text:

We disagree with the site assessment conclusions of site NLP291. It is stated that this site is 'separated from Lower Stondon by agriculturist land' in fact the land to the north of the site has recently gained a resolution to grant planning permission for 85 dwellings (16/05229). This is noted in the site assessment for site NLP295. The site therefore abuts the residential settlement limit of Lower Stondon. We question the Council's thoughts that the development of the site will 'detract from the parkland and wetland wooded landscape along the southern boundary to Stondon.' We are unsure what landscape feature this is referring to as the land is open to the north. The southern boundary of the field (Ramerick Nurseries) is surrounded by vegetation and is situated on the brow of a hill and therefore this forms a more logical landscape feature which defines the edge of Lower Stondon and also the Hertfordshire county border.

Object

Site Assessment Forms (Housing)

Representation ID: 579

Received: 29/08/2017

Respondent: Stondon Parish Council

Agent: Mr James Stirling

Representation:

We object to a number of points listed and feel the information provided is inaccurate and misleading. Stondon is under seige from housebuilders and seen and explosion in development. Please amend

Full text:

LP268 Greyhound Stadium site
1. CBC recommending 39 dwellings but proforma is for 77
2. Re: Questions 20 & 21 I think we should make it clear how many homes have now been given permission and are waiting to be built. This will significantly change the percentages.
3. Qu 22 physical constraints. Is the site in the blast zone from MBDA?
4. Qu 29 Proposed site entrance is on A600. I though we had to limit number of cars on this road?
5. Qu 31. Re: schools especially lower schools. Developments already approved will use up spaces available in lower schools.
6. Qu 36. They talk about avoiding a new roundabout junction which means that additional traffic will converge on Bird in Hand roundabout. If considered with Industrial area development of RAF Henlow will have traffic issues in village on A600 at peak traffic times.
7. Qu 37. They mention that the Greyhound Stadium itself is of heritage interest. Could this be a reason not to build if it is a viable business?
8. Qu 41. Planning permission refused in 2002 for residential development. Its not a CBC ref nos but if we do a little research we might be able to re-iterate reasons why.
Outline planning permission (Reference: MB/00/02005/OA) was refused on 21 February 2002 for residential development at the site given it would be contrary to policies H06, CS19 and SR4 of the Mid Bedfordshire Local Plan First Deposit Plan.

Reference: MB/01/01880/FULL - was refused on 5 March 2002, and subsequently dismissed at appeal on 16 January 2003, for use of the site as a speedway track.

Object

Site Assessment Forms (Housing)

Representation ID: 1420

Received: 21/08/2017

Respondent: Ickleford Parish Council

Representation:

Unsustainable development which conflicts with the aims of the NPPF.

Full text:

The ministerial foreword to the NPPF states that the purpose of planning is to help achieve sustainable development, with 'Sustainable' defined as ensuring that better lives for ourselves don't mean worse lives for future generations.
The proposed developments in the draft Local Plan, taken with those already in planning will add several hundred new homes. This will inevitably lead to significant increases in car journeys, and those wishing to travel south or south-west will likely to need to drive through Ickleford. The resultant increases in traffic through are village, and the concomitant environmental impacts clearly run counter to the aims of sustainability as defined in the NPPF. There appears to be no recognition of this nor any substantive attempts to mitigate against it to alleviate the issue for those wishing to drive towards Luton and the M1 (south).
The issues which Ickleford will face will be further exacerbated by other CBC developments either within the draft Local Plan or already proposed in the towns and villages near to north Herts. There is not likely to be sufficient investment in infrastructure (e.g. public transport, increased rail network capacity) to make this sustainable, and conflicts with many aims of the NPPF.
It is on these grounds that Ickleford Parish Council objects to the CBC draft local plan relating to development in those communities adjacent to our boundary.

Object

Site Assessment Forms (Housing)

Representation ID: 3582

Received: 29/08/2017

Respondent: Bloor Homes South Midlands

Agent: DLA Town Planning Ltd

Representation:

The Bloor Homes site (ALP271 and ALP266 part) is a suitable site for residential development. It would form a sensible extension to Lower Stondon, would be of an appropriate size and would relate well to the pattern of development. It is well located in terms of local services and public transport routes. The site is under option to a housebuilder committed to development of the site and it therefore could be brought forward quickly.

Full text:

Central Bedfordshire Local Plan consultation, July-August 2017
Consultation response in respect of Land North of Station Road, Lower Stondon (ALP271 and ALP266 part)

DLA Town Planning represents Bloor Homes South Midlands, the prospective developer of land north of Station Road in Lower Stondon. Two separate Call for Sites submissions were made in April 2016 (site references ALP266 and ALP271). Bloor Homes made a pre-application submission for residential development in March 2017 relating to the entirety of site ALP271 and part of ALP266 where it joins ALP271.

In summary, the Bloor Homes site is a suitable site for residential development. It would form a sensible extension to Lower Stondon, would be of an appropriate size and would relate well to the pattern of development. It is well located in terms of local services and public transport routes. The site is under option to a housebuilder committed to development of the site and it therefore could be brought forward quickly.

A pre-application submission was made in March 2017 and this revealed that there were no technical reasons why the site could not be developed. The response is attached in full to this representation. In terms of the principle of the development, the response states at page 3:

"The site is centrally located within Lower Stondon. The NPPF carries a presumption in favour of Sustainable Development and this site can be considered to be in a sustainable location, close to shops and other facilities. The doctor's surgery is located adjacent to the site. The delivery of 150 dwellings would also make a significant contribution to housing supply and therefore the Council would seek to secure agreement for delivery of the housing within 5 years should any application be approved.

It is considered that the adverse impacts of the scheme would not significantly and demonstrably outweigh the potential benefits of development in this particular location."

The next step for this scheme is local consultation by way of a local public exhibition which has been organised for 5 September 2017. Bloor Homes are committed to obtaining the views of local people and key stakeholders. They met with the Parish Council to present the site and its merits in June 2017. Further technical work is also being prepared to support delivery of the site.


Comments on the Council's assessment of the site

The Bloor Homes site covers part of ALP266 and all of ALP271. We set out comments on the Council's assessment of each site below, differentiating between sites where necessary. Moving forward, it would be more helpful if the Bloor Homes site could be assessed as a separate entity rather than as part of either ALP266 or ALP271.

Question 6: Relationship to Settlement
For Site ALP266 the assessment concluded that "The proposed site forms a logical extension to Lower Stondon in the north and there are no major physical constraints that separate it from Lower Stondon." For Site ALP271 the same comment was repeated but an additional sentence added that "The site would extend the settlement envelope westwards and depends on whether the greyhound stadium is redeveloped."

In our view, it is the plot adjacent to the Greyhound Stadium that plays a role in defining the relationship between ALP271 and Lower Stondon. The Stadium is a substantial built feature, currently it makes relatively little difference whether the Stadium site is redeveloped or not. The Bloor Homes site consisting of ALP271 and part of ALP266 is a logical extension to Lower Stondon and this is the case irrespective of whether the stadium gets redeveloped.

Question 9: What is the existing use of the site? Would the existing use limit the development potential?
ALP271 was marked as "green" whereas ALP266 was marked as "amber". If the Bloor Homes site were scored separately it would be marked as green since there would be no existing use on the site that could limit development potential.

Question 10: Is the land controlled by a developer or land owner who has expressed an intention to develop the site?
Yes. Bloor Homes have the current site under option as a prospective developer. The landowner of ALP271 and the relevant part of ALP266 are known and are committed to bringing forward development at this location.

Question 11: Are there any legal or ownership problems that could delay or prevent development? If Yes, then can these be issues be realistically overcome?
As above, the landowner of ALP271 and the relevant part of ALP266 are known and are committed to development. There are no legal or ownership problems to delay or prevent the delivery of residential development at this location.

Question 18: Community consultation
DLA Town Planning and Bloor Homes have met with representatives of the Parish Council in June 2017, and an exhibition has been arranged for 5 September (publicised by letter at the end of July). Pre-application engagement has also taken place with the Council. All comments will be considered and responded to where possible to ensure a considered scheme is submitted which responds to local needs.

Question 19: Sustainability of Settlement - Would this proposal impact on the sustainability of the settlement through the loss of services and facilities (for example, employment, retail, public house etc)
The assessment concluded that ALP266 could impact on the sustainability of the settlement through the loss of commercial premises and Greyhound Stadium. This impact would not affect the Bloor Homes site which is adjacent to, but does not include the redevelopment of the Greyhound Stadium. The sustainability of Lower Stondon could actually be enhanced with the development proposals, expected to contribute towards local service provision through a Section 106 Agreement.

Question 23: Would development of the site be complementary to the existing settlement pattern, and would it have an adverse impact on any historic, unique or distinctive characteristics of the settlement's built or natural form?
See response to question 6. The Bloor Homes site would have no adverse impact on the settlement pattern of Lower Stondon. The site is not located close to or within any historic designations. Station Road includes a variety of house styles and sizes; this would be reflected within the proposal.

Question 27: Access to bus services
There is an inconsistency between the scoring for Site ALP266 and ALP271. Both sites appear to be within 400 metres (less than 200 metres) of the bus stop on Station Road (89 service). Both sites appear within around 500 metres of the bus stop on Bedford Road (188/190 service and 72 service). With this level of accessibility a "green" score is considered justified for both sites.

Question 35: Environmental Health - adjoining uses
While site ALP271 had "no immediate issues", ALP266 was marked "amber" due to "traffic noise". Traffic noise along Station Road will not be an issue so the Bloor Homes site assessed in isolation would be considered "green".

Question 36: Landscape Character
The assessment acknowledges that there is potential for development with both sites. For site ALP271, the assessment raised the need to sensitively consider the northern boundary of the site in relation to the countryside to the north. The proposed development will be designed around existing landscape characteristics, including a strong hedged boundary on its northern edge which will be retained to protect views from the north. The site includes hedgerow and tree planting which will also be retained where possible. A Landscape Visual Impact Assessment has been undertaken and will be submitted to accompany a planning application.

Question 43: Viability
Bloor Homes Ltd is confident that the site can be viably developed. Negotiations will commence with the Planning Authority upon submission of the application to secure a completed S106 Agreement, which will consider viability matters.

Question 44: Achievability
Bloor Homes Ltd is confident that the site has no deliverability issues and there will be no delays in bringing the site forward for development.

Question 45: Delivery timescales
Bloor Homes Ltd is confident that the site can be developed within 0-5 years following the approval of a detailed planning application. Commencement on site will be dependent on a successful partnership with the planning authority to overcome and issues in a timely manner.

Attachments:

Object

Site Assessment Forms (Housing)

Representation ID: 3784

Received: 29/08/2017

Respondent: Stondon Parish Council

Agent: Mr James Stirling

Representation:

The enclosed is a summary of our assessment of the sites. Some are no longer relevant and should not be included. Please advise when we can see the corrected version.
Please review the enclosed.

Full text:

The enclosed is a summary of our assessment of the sites. Some are no longer relevant and should not be included. Please advise when we can see the corrected version.
Please review the enclosed.

Attachments:

Support

Site Assessment Forms (Housing)

Representation ID: 3943

Received: 29/08/2017

Respondent: Mr A McDonnell

Agent: J & J Design

Representation:

We support the proposed allocation of the land at Henlow Greyhound Stadium Lower Stondon (ALP469)

Full text:

Land at Henlow Greyhound Stadium Lower Stondon (ALP469)

The site is located on the west side of Bedford Road Lower Stondon 155m north of the roundabout adjacent The Bird in Hand Public House. The site is in active use as a Greyhound racing track.

The site is outside but adjacent to the Settlement Envelope of Lower Stondon. We support the allocation of this site as a Housing Site. The site area is 2.9ha of which 2.2ha are considered to be developable. By reason of the site's location a landscape buffer will be required on the northern fringe of the site to provide a soft edge to the settlement.

We offer the following comments on the Site Assessment Framework:

9. Closure of the Greyhound track will involve the loss of five full time jobs and other part-time jobs.

10. We would confirm that the site is being promoted by the private landowner.

11. We would confirm that there are no legal issues evident. There is a tenancy on the site which includes a break clause in the event of the grant of planning permission.

16. We would confirm that the site is 100% brownfield (pdl).

18. Community consultation

The emerging Central Bedfordshire Community Plan has been the subject of consultation. Community Area 15 covers Campton and Chicksands, Clifton, Henlow, Meppershall, Shefford and Stondon. No strong feelings regarding new homes are recorded at Lower Stondon. At Henlow Airfield, a number of people considered there was an opportunity to provide new housing, particularly for older people and affordable housing. The general trend of public opinion indicates the need to provide a mix of housing types through the area, including homes for older people to down size. Provision is sought for affordable housing as well as homes for older people and starter homes, similar to existing profiles. Within Lower Stondon, it was considered that there is scope for improvement of healthcare and local utilities.

19. Sustainability of settlement

Whilst the closure of the Greyhound track will involve the loss of employment, leisure and a community facility, it is anticipated that the redevelopment of RAF Henlow will provide alternative employment, leisure and community facilities.

24. Agricultural Land Quality

We dispute the assessment that the site is Grade 2 and 3 agricultural land, which conflicts with the conclusion that this is 100% brownfield. Due to the structures on the site and the track itself, it is considered that it is unlikely that the site will be viable as agricultural land in the future.

25. Facilities and Services

Middle school and secondary/upper school constraints are noted. It is anticipated that any grant of planning permission would be accompanied by a financial contribution towards additional capacity within education.

27. Bus services

We would confirm that Service 89 Hitchin - Henlow Camp via Pirton & Meppershall provides 5 services per day in each direction Monday Friday and 4 services on Saturdays. Henlow Camp/Lower Stondon is also served by Stagecoach service 72 on the Bedford-Haynes-Shefford-Henlow-Henlow Camp-Hitchin route offering an hourly service from 0722-1922 on Monday to Saturdays and a two hourly service through Sundays and Bank Holidays.

34. Contamination

The landowner is unaware of any contamination constraints on the site requiring remediation prior to redevelopment.

35. Adjoining uses

A600 Bedford Road is within the 30mph zone alongside the site frontage. It is considered that road noise is not an overriding constraints for proposed redevelopment.

37. Heritage/Archaeology

It is confirmed that pre-development archaeological evaluation would be included to satisfy paragraph 128 of the NPPF.

41. Planning History

Little weight can be attached to the dated planning history (February 2002), particularly given recent appeal decisions which have indicated that the adopted Core Strategy Policy DM4 : Settlement Envelopes is now out of date. The previous refusal was made under the terms of an earlier Local Plan.

Comment

Site Assessment Forms (Housing)

Representation ID: 4332

Received: 05/07/2017

Respondent: Mrs Fiona Armstrong

Representation:

ALP271, NLP448, ALP266 Lower Stondon - Pressure on local infrastructure, traffic issues on station road, issues with road safety, health impacts from development and loss of green space.

Full text:

ALP271,NLP448, - Field to the rear of my property and the adjacent field.
ALP266 - Lower Stondon. Northern Expansion.
Concerns.
1. Pressure on Infrastructure particularly Roads, Schools and the Doctors Surgery. Given that there are already many other new housing estates passed for plannning in the village.
Station Road has become extremely busy with frequent jams, dangerous manoeuvres including cars having to mount the pavement, ,and parked cars obscuring the view down the road towards the large roundabout.

2. Personal circumstances and road safety. We purchased our house in a quiet position 4 years ago for health reasons as there was nothing in the 5 or 10 year plan to indicate that the farmland to the rear would become a housing estate. We will be forced to sell and move as my home willl back on to a busy housing estate of potentially 80+ homes having a detromental affect on my health as welll as devaluing my property considerably due to loss of its main feature and selling point the very quiet and beautiful aspect bordering farmland.

Object

Site Assessment Forms (Housing)

Representation ID: 4769

Received: 25/08/2017

Respondent: GPS Estates Ltd

Agent: Woods Hardwick Planning Ltd

Representation:

NLP392, ALP370 Lower Stondon:

Please see attachment for comments regarding:

Sites should be considered further and not fail the assessment process
existence of the flood zone is not a constraint
both sites can be considered further as a larger combined site
Agricultural land class is not a constraint
Opportunity for GI enhancement

Full text:

See Full comment attached

Attachments:

Object

Site Assessment Forms (Housing)

Representation ID: 4959

Received: 25/08/2017

Respondent: GPS Estates Ltd

Agent: Woods Hardwick Planning Ltd

Representation:

See Full comment attached

Full text:

See Full comment attached

Object

Site Assessment Forms (Housing)

Representation ID: 4983

Received: 29/08/2017

Respondent: Stondon Parish Council

Agent: Mr James Stirling

Representation:

NLP268

number of homes suggested on assessment need addressing,
potentially within AOE from MBDA,
traffic issues,
school capacity issues,
will create new traffic issues within Lower Stondon,
Greyhound Stadium is a heritage asset,
previous applications refused

Full text:

LP268 Greyhound Stadium site
1. CBC recommending 39 dwellings but proforma is for 77
2. Re: Questions 20 & 21 I think we should make it clear how many homes have now been given permission and are waiting to be built. This will significantly change the percentages.
3. Qu 22 physical constraints. Is the site in the blast zone from MBDA?
4. Qu 29 Proposed site entrance is on A600. I though we had to limit number of cars on this road?
5. Qu 31. Re: schools especially lower schools. Developments already approved will use up spaces available in lower schools.
6. Qu 36. They talk about avoiding a new roundabout junction which means that additional traffic will converge on Bird in Hand roundabout. If considered with Industrial area development of RAF Henlow will have traffic issues in village on A600 at peak traffic times.
7. Qu 37. They mention that the Greyhound Stadium itself is of heritage interest. Could this be a reason not to build if it is a viable business?
8. Qu 41. Planning permission refused in 2002 for residential development. Its not a CBC ref nos but if we do a little research we might be able to re-iterate reasons why.
Outline planning permission (Reference: MB/00/02005/OA) was refused on 21 February 2002 for residential development at the site given it would be contrary to policies H06, CS19 and SR4 of the Mid Bedfordshire Local Plan First Deposit Plan.

Reference: MB/01/01880/FULL - was refused on 5 March 2002, and subsequently dismissed at appeal on 16 January 2003, for use of the site as a speedway track.

Object

Site Assessment Forms (Housing)

Representation ID: 4993

Received: 21/08/2017

Respondent: Ickleford Parish Council

Representation:

Combined impact of proposed sites and those already submitted.
Traffic increase
Traffic increase and environmental impacts counter to sustainability aims of NPPF
No recognition of impacts or attempts to mitigate traffic towards Luton from M1
Combined impacts with proposals in towns/villages near to north Herts.

Full text:

The ministerial foreword to the NPPF states that the purpose of planning is to help achieve sustainable development, with 'Sustainable' defined as ensuring that better lives for ourselves don't mean worse lives for future generations.
The proposed developments in the draft Local Plan, taken with those already in planning will add several hundred new homes. This will inevitably lead to significant increases in car journeys, and those wishing to travel south or south-west will likely to need to drive through Ickleford. The resultant increases in traffic through are village, and the concomitant environmental impacts clearly run counter to the aims of sustainability as defined in the NPPF. There appears to be no recognition of this nor any substantive attempts to mitigate against it to alleviate the issue for those wishing to drive towards Luton and the M1 (south).
The issues which Ickleford will face will be further exacerbated by other CBC developments either within the draft Local Plan or already proposed in the towns and villages near to north Herts. There is not likely to be sufficient investment in infrastructure (e.g. public transport, increased rail network capacity) to make this sustainable, and conflicts with many aims of the NPPF.
It is on these grounds that Ickleford Parish Council objects to the CBC draft local plan relating to development in those communities adjacent to our boundary.

Support

Site Assessment Forms (Housing)

Representation ID: 7043

Received: 28/08/2017

Respondent: Optimis Estates

Agent: Optimis Consulting

Representation:

ALP29 The landowner is seeking an allocation for residential development of up to 45 dwellings, with access taken from The Pastures; to deliver a range of community facilities to include improvement to the village hall, school facilities, safe routes to school, the playing field, sports facilities and a new sports pavilion.8

Full text:

see attachments

Attachments: